01-22-1986 Council Agenda - Laserfiche WebLink

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Little Canada Mayor and City Council Little Canada Planning Commission 6 January 1986 Page Two Rezoning /PUD. The property in question is presently zoned R -2. In order to accomplish the development as proposed, a rezoning to R -3 and a conditional use permit is required. Additionally, common open space is suggested to the south and east of the "unit" lots. This necessitates a planned unit conditional use permit approval. A PUD is also needed if the westerly parcels are to be accessed by the proposed internal street. This design consideration will be, however, discussed further in the text below. The Comprehensive Plan indicates the area in question as low density residential development (page 66). Low density is defined as 3 -4 units per acre. Medium density is stated as 5 to 8 units per acre. The Goff Construction manor home proposal is presently designed at 6.8 units per acre. There are a number of factors regarding the site and its surrounding area which deserve consideration as it relates to a determination on acceptable density and design. The site itself is disrupted in the eastern portion by a drainage ditch. While not an insurmountable obstacle, the ditch is a design and layout concern. Further to the east, the area bordering the site is vacant. To the north, County Road D is a major traffic carrier which is a negative urban en- vironmental factor which design and land use should minimize. Also to the north, across County Road D in Vadnais Heights, are high density multiple residential units.. To the south, the NSP power lines and easement establish an open space barrier separating the developable portion of the Goff site from the single family area to the south. These considerations taken in total and when analyzed on the basis of policies stipulated in the Comprehensive Plan (page 26 -32) suggest some degree of acceptability to the proposal being made. On the other hand, there are existing single family detached dwellings located to the west and south of the Goff site. These facts plus the general City policy to emphasize low density detached dwellings make a case against the development concept being presented. As was inidicated previously, the rezoning and PUD request is seen as a policy issue which is beyond the jurisdiction of the staff. The City's advisory and decision making bodies will have to weigh the factors involved against the physical considerations of the site and surrounding area and the Comprehensive Plan policies. To facilitate this consideration we have attached portions of the adopted Policy Plan and indicated those policy statements which we believe applicable to the determination which must be made. Site Plan Design. In the event that the discussion of the Goff Construction application proceeds to the development layout and concept, we have identified a number of concerns which we believe must be addressed in order to make the development an acceptable project. As was noted earlier, a number of site plan changes have already been made based upon comments provided by our office. We believe, however, that additional refinements'are also required. LE